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NMLS #XXXXXXX · Equal Housing Opportunity

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Loan programs

See all 16 programs

Six purchase programs, each underwritten in our Center City office rather than sold to an out-of-state desk.

Brick front steps of a Philadelphia row homeCompare all purchase programs

Rate and term, cash-out, or a streamline that skips the appraisal. We run the break-even before you apply.

Refinance paperwork being signed at a tableRun the refinance numbers

Second-lien options that leave a low first mortgage rate untouched.

Bright renovated living room with hardwood floorsSee equity options

Qualified on the property, not your tax returns. The reason most of our repeat clients came to us.

Brick multifamily apartment buildingOpen the investor desk
(215) 555-0145

NMLS #XXXXXXX · Equal Housing Opportunity · PA, NJ, DE, MD

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Tools and rates

See every tool

Five working calculators. Every figure recomputes as you type, including the full amortization schedule.

Amortization figures and a calculator on a deskOpen the calculator hub

Sample pricing, the points grid with break-even months, and a line-item closing cost sheet.

Planning a home purchase budget at a laptopSee today's sample rates

Who underwrites your file, where we are licensed, and what clients said afterwards.

Keystone Capital Mortgage office meeting roomMeet the lending team
(215) 555-0145

NMLS #XXXXXXX · Equal Housing Opportunity · PA, NJ, DE, MD

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Cost sheet

Where $12,463 actually goes

Four buckets on a $400,000 Philadelphia purchase. Only one of them is ours, it is the smallest, and it does not change with the loan amount.

$1,253 lender fees$8,868 transfer and recordingSample figures
Closing documents and a pen on a settlement table

The four buckets, line by line

Nothing rounded, nothing bundled into an 'other' line. If a fee is negotiable we say so, and if it is not, we say who sets it.

  • $400,000 purchase
  • $320,000 loan
  • 20% down
  • Philadelphia County, PA
  • $12,463 total

Lender fees

What Keystone charges to originate, underwrite and close the loan. This is the only section we control, and it is flat.

$1,253
Origination and underwriting Flat, not a percentage of the loan
$1,095
Credit report, joint
$68
Flood zone certification
$12
Tax service fee
$78
Discount points Optional. See the buydown grid
$0

Negotiable? Fixed. We publish it because a percentage-based origination fee on a $320,000 loan would be roughly three times this.

Third-party services

Ordered by us, performed by others, paid to them. Pennsylvania title insurance rates are filed with the state, so they do not vary by provider.

$4,350
Appraisal, single family
$625
Lender's title insurance policy PA filed rate on $320,000
$2,205
Owner's title policy, simultaneous issue
$150
Title search and examination
$325
Settlement and closing fee
$595
Survey, where required
$450

Negotiable? Partly. You may shop the settlement agent and survey. Title insurance rates in Pennsylvania are filed and identical everywhere.

Recording and transfer tax

Philadelphia has one of the highest combined transfer taxes in the country: 3.278% to the city plus 1.00% to the Commonwealth. Custom splits it evenly between buyer and seller.

$8,868
Recording, deed and mortgage
$312
PA realty transfer tax, buyer half 1.00% total, split by custom
$2,000
Philadelphia transfer tax, buyer half 3.278% total, split by custom
$6,556

Negotiable? Not by us, but the split is contractual. In a soft market buyers frequently negotiate a larger seller share.

Prepaid interest and escrow

Not a cost of borrowing. This is your own money moving forward in time: interest to month end, the first insurance year, and the escrow cushion.

$3,308
Prepaid interest, 12 days at $54.44 Closing on the 19th
$653
Homeowners insurance, 12 months
$1,340
Escrow: 3 months property tax
$1,092
Escrow: 2 months insurance
$223

Negotiable? Timing only. Closing on the 28th instead of the 19th cuts prepaid interest by about $490.

Cash to close, excluding the down payment

$12,463

On a $400,000 purchase with 20% down, settling on the 19th of the month. Sample figures for a demonstration site. Your Loan Estimate itemizes the real numbers within three business days of application.

Read the full cost sheet

Our fee schedule

The Keystone flat-fee promise

Most lenders charge origination as a percentage of the loan, which means an identical amount of work costs three times as much on a bigger file. Ours is a flat number, published, and it does not move.

Origination and underwritingNot a percentage. The same on a $150,000 loan and a $1,500,000 loan.
$1,095 flat
Application feeWe do not charge to look at your file.
$0
Rate lock extension caused by usIf the delay is ours, we buy the extension.
$0
Float-down when the market improvesMarket minus 0.125%, requested 10 days before settlement.
One free
Origination on a repeat refinanceIf Keystone originated your current loan.
Waived

Four ways to bring the total down

  • Close later in the month

    Prepaid interest runs from settlement to month end. Moving from the 19th to the 28th cuts roughly $490 on a $320,000 loan at 6.125%.

  • Negotiate the transfer tax split

    Philadelphia's 4.278% combined tax is split by custom, not by law. In a softer market buyers regularly negotiate a larger seller share.

  • Take a lender credit

    Accepting a rate 0.250% higher returns roughly $4,000 toward costs on a $400,000 loan. On a cash-tight purchase that is frequently the right trade.

  • Ask for seller concessions

    Conventional allows 3% under 10% down, 6% between 10% and 25%. FHA, VA and USDA allow 6%. Credits cannot exceed your actual costs.

Costs, PMI and closing

Your Loan Estimate arrives within three business days of application and itemizes all of this for your actual file.

Every question

On a $400,000 purchase with a $320,000 loan, roughly $12,463 (sample figure). The largest single item is the 4.278% combined transfer tax, customarily split with the seller. Our lender fees are $1,253 of the total. Every line is itemized on our closing cost page.

You may request cancellation in writing at 80% of the original value, and the servicer must terminate automatically at 78% based on the original amortization schedule. Separately, Fannie Mae allows cancellation on a current appraisal at 75% loan-to-value after two years, or 80% after five, which in an appreciating market is usually far sooner.

Because FHA priced it that way. When your loan-to-value at origination is above 90%, the annual premium runs for the life of the loan. At 90% or below it drops after 11 years. The exit is a conventional refinance once you reach 80% loan-to-value, which is why we hand every FHA borrower a dated schedule at closing.

Within limits. Conventional allows 3% at under 10% down, 6% between 10% and 25%, and 9% above. FHA and VA allow up to 6%, and USDA allows 6%. These are ceilings on what may be credited, and the credit cannot exceed your actual costs.

No. Our origination and underwriting fee is $1,095, flat, charged at closing regardless of loan size. There is no application fee, no processing fee and no commitment fee. Third-party and government charges are set by others and itemized separately.

Get a Loan Estimate you can compare

Same format at every lender by law. Compare page two, section A, and the arithmetic stops being an argument.

Start pre-qualification(215) 555-0145

No application fee. Soft credit pull at pre-qualification. Flat $1,095 origination at closing.

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